1307 W Cypress Ave · Orange, TX 77630

$130,000

4 bd · 3.0 ba · 1,918 sqft · SingleFamily public records · 290 Days on market

Built 1950 Fair condition 0.32 ac lot $68/sqft · 11% below area ↓ 46% since listing

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Appreciation +5.5/10.0
• DSCR +5.1/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks MLS

Investor opportunity with endless potential. This unique property offers rental income possibilities from both the downstairs living area and the upstairs space. The main level features a spacious living room, large kitchen with ample cabinetry, breakfast area, oversized bedrooms with generous closets, and an interior laundry room. Upstairs, a former dance studio features beautiful wood flooring, an office area, dressing rooms, and two half baths —easily adaptable into additional bedrooms, a yoga studio, or other income-producing space. Exterior features include a covered patio, a private courtyard, and alley access. This home is full of character and charm—far more than just a drive-by. Motivated seller and a must-see for investors or buyers seeking flexible space with unique features.

Key facts

• Ample cabinetry
• Large kitchen
• Upstairs space

Tags

• DOWNSTAIRS LIVING AREA
• UPSTAIRS SPACE
• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• AMPLE CABINETRY
• BREAKFAST AREA

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (24.8% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $98k (24.8% below list) — sets the bar for cash-flow.
• Cap rate 7.0% vs local median 3.6% in Orange — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#286 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D+, amenities F.
• West Orange-Cove CISD (suburban): math 17% / reading 21% proficiency, ranked #784 of 826 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: West Orange-Stark El (math 14% / reading 17%, grade F, #3,990 of 4,322 statewide, top 93%, 1,130 students, 94% FRL); West Orange-Stark Middle (math 20% / reading 20%, grade F, #1,428 of 1,662 statewide, top 87%, 505 students, 92% FRL); West Orange-Stark H S (math 19% / reading 31%, grade F, #1,250 of 1,632 statewide, top 77%, 660 students, 88% FRL).
• Market conditions: Rents rising fast (+5.7%/yr); 406 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 235 units permitted in Orange County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($899 loan paydown + $1k appreciation (1.0% local appreciation)).
• Orange County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,773 (24.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
10. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 7.0

CMA / ARV

• ARV (median comp): $343,560
• List price: $130,000
• Delta: -62.16%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5690 Wood Duck Dr	0.43mi	4/2.0	1,780 (-7%)	10mo	$239,810	$135	56
905 6th St	0.47mi	3/1.0 (-1)	1,980 (+3%)	6mo	$94,990	$48	55
5670 Wood Duck Dr	0.43mi	4/2.0	1,780 (-7%)	14mo	$248,490	$140	52
1210 17th St	0.56mi	3/2.0 (-1)	1,877 (-2%)	16mo	$45,000	$24	48
11 Regency	0.68mi	3/2.5 (-1)	2,088 (+9%)	3mo	$249,900	$120	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.01% appreciation · 5.71% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.59×
• Total profit: $-15,057
• Equity at exit: $44,447

10-year hold

• IRR: 0.6%
• Equity multiple: 1.09×
• Total profit: $3,177
• Equity at exit: $59,118

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 5 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $117,900 ($77/sqft)
• Median days on market: 165 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +133.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77630

• Home prices YoY: 0.4%
• Rents YoY: 5.7%
• Active inventory: 406
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$682
• Tax from tax record: −$407 /mo · $4,889/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-350

Break-even live

Break-even rent $1,987

Max offer price $97,773

Occupancy floor —

Sensitivity live

Price	-10% $-277	-5% $-313	+0% $-350	+5% $-387	+10% $-424
Rent	-10% $-472	-5% $-411	+0% $-350	+5% $-289	+10% $-228
Rate	-1.0pp $-285	-0.5pp $-317	base $-350	+0.5pp $-384	+1.0pp $-418

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 18th St Orange, TX	4.0	2.0	1716	$1,500	$0.87	93d	1	0.56mi
1205 Wrenway Orange, TX	4.0	2.0	1551	$1,775	$1.14	63d	1	0.93mi
205 Gloria St West Orange, TX	3.0	2.0	1225	$1,300	$1.06	93d	1	1.00mi
2602 Tanglewood St West Orange, TX	4.0	2.0	1306	$1,250	$0.96	63d	1	1.01mi
1120 28th St Orange, TX	3.0	1.0	1308	$1,500	$1.15	93d	1	1.17mi
3 Pacific Cir Orange, TX	4.0	1.0	1361	$1,500	$1.10	70d	1	1.19mi
1885 E Farragut Ave Orange, TX	1.0–3.0	1.0–2.5	1023	$1,049	$1.02	62d	9	1.28mi
9 W Eads Ave Orange, TX	3.0	2.0	1255	$1,400	$1.12	93d	1	1.29mi
1030 Clairmont Dr Orange, TX	3.0	2.0	1372	$1,850	$1.35	70d	1	1.33mi
2801 W Sunset Dr Orange, TX	1.0–3.0	1.0–2.0	1113	$1,400	$1.26	62d	27	1.48mi

Listing history 50 events

1. 2026-07-31
   days on market $130,000 Active 290 DOM
2. 2026-07-30
   days on market $130,000 Active 289 DOM
3. 2026-07-29
   days on market $130,000 Active 288 DOM
4. 2026-07-27
   days on market $130,000 Active 286 DOM
5. 2026-07-25
   days on market $130,000 Active 284 DOM
6. 2026-07-23
   days on market $130,000 Active 282 DOM
7. 2026-07-22
   days on market $130,000 Active 281 DOM
8. 2026-07-21
   days on market $130,000 Active 280 DOM
9. 2026-07-18
   days on market $130,000 Active 277 DOM
10. 2026-07-16
    days on market $130,000 Active 275 DOM
11. 2026-07-16
    days on market $130,000 Active 274 DOM
12. 2026-07-14
    days on market $130,000 Active 273 DOM
13. 2026-07-13
    days on market $130,000 Active 272 DOM
14. 2026-07-12
    days on market $130,000 Active 271 DOM
15. 2026-07-11
    days on market $130,000 Active 270 DOM
16. 2026-07-10
    days on market $130,000 Active 269 DOM
17. 2026-07-09
    days on market $130,000 Active 268 DOM
18. 2026-07-08
    days on market $130,000 Active 267 DOM
19. 2026-07-07
    days on market $130,000 Active 266 DOM
20. 2026-07-06
    days on market $130,000 Active 265 DOM
21. 2026-07-05
    days on market $130,000 Active 264 DOM
22. 2026-07-04
    days on market $130,000 Active 263 DOM
23. 2026-07-03
    days on market $130,000 Active 262 DOM
24. 2026-07-02
    days on market $130,000 Active 261 DOM
25. 2026-07-01
    days on market $130,000 Active 260 DOM
26. 2026-06-30
    days on market $130,000 Active 259 DOM
27. 2026-06-29
    days on market $130,000 Active 258 DOM
28. 2026-06-28
    days on market $130,000 Active 257 DOM
29. 2026-06-28
    days on market $130,000 Active 256 DOM
30. 2026-06-27
    days on market $130,000 Active 255 DOM
31. 2026-06-25
    days on market $130,000 Active 253 DOM
32. 2026-06-23
    days on market $130,000 Active 251 DOM
33. 2026-06-21
    days on market $130,000 Active 250 DOM
34. 2026-06-18
    days on market $130,000 Active 247 DOM
35. 2026-06-17
    days on market $130,000 Active 246 DOM
36. 2026-06-16
    days on market $130,000 Active 245 DOM
37. 2026-06-15
    days on market $130,000 Active 244 DOM
38. 2026-06-14
    days on market $130,000 Active 242 DOM
39. 2026-06-13
    days on market $130,000 Active 241 DOM
40. 2026-06-10
    days on market $130,000 Active 239 DOM
41. 2026-06-09
    days on market $130,000 Active 238 DOM
42. 2026-06-08
    days on market $130,000 Active 237 DOM
43. 2026-06-07
    days on market $130,000 Active 236 DOM
44. 2026-06-03
    days on market $130,000 Active 232 DOM
45. 2026-06-02
    days on market $130,000 Active 231 DOM
46. 2026-06-01
    days on market $130,000 Active 230 DOM
47. 2026-05-31
    days on market $130,000 Active 229 DOM
48. 2026-05-30
    days on market $130,000 Active 228 DOM
49. 2026-03-10
    price $130,000 809-char remark

    Show marketing remark (809 chars)

    Investor opportunity with endless potential. This unique property offers rental income possibilities from both the downstairs living area and the upstairs space. The main level features a spacious living room, large kitchen with ample cabinetry, breakfast area, oversized bedrooms with generous closets, and an interior laundry room. Upstairs, a former dance studio features beautiful wood flooring, an office area, dressing rooms, and two half baths —easily adaptable into additional bedrooms, a yoga studio, or other income-producing space. Exterior features include a covered patio, a private courtyard, and alley access. This home is full of character and charm—far more than just a drive-by. Motivated seller and a must-see for investors or buyers seeking flexible space with unique features.

50. 2026-01-03
    status Active 809-char remark

    Show marketing remark (809 chars)

    Investor opportunity with endless potential. This unique property offers rental income possibilities from both the downstairs living area and the upstairs space. The main level features a spacious living room, large kitchen with ample cabinetry, breakfast area, oversized bedrooms with generous closets, and an interior laundry room. Upstairs, a former dance studio features beautiful wood flooring, an office area, dressing rooms, and two half baths —easily adaptable into additional bedrooms, a yoga studio, or other income-producing space. Exterior features include a covered patio, a private courtyard, and alley access. This home is full of character and charm—far more than just a drive-by. Motivated seller and a must-see for investors or buyers seeking flexible space with unique features.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,889 · $407/mo
• Projected year-2 tax: $4,889 · $407/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,525
• − Mortgage interest: −$7,282
• − Property taxes: −$4,889
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$3,782
• Taxable loss: −$6,160
• Est. tax savings @ 24.0%: +$1,478
• After-tax cash flow: $-2,725/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab Est. rehab $47,950–$86,310 screening

This home presents a moderate rehab opportunity with potential for significant value increase through updates to the kitchen and bathrooms, as well as landscaping improvements.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen countertops — dated and in need of updating
• Moderate kitchen appliances — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Moderate bathroom paint — dated and in need of updating

Value-add opportunities

• Both painting and updating kitchen cabinets, countertops, and appliances — modernizing the kitchen will appeal to both buyers and renters ↑
• Both painting and updating bathrooms — modernizing the bathrooms will appeal to both buyers and renters ↑
• Both landscaping and curb appeal — improving the landscaping will enhance the home's curb appeal and attract more potential buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary West Orange-Stark El F TX #3,990/4,322 Nat'l #36,161/41,679 Middle West Orange-Stark Middle F TX #1,428/1,662 Nat'l #11,652/14,009 High West Orange-Stark H S F TX #1,250/1,632 Nat'l #12,347/17,239

Schools (NCES district)

• District: West Orange-Cove CISD
• NCES district ID: 4845090
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 21% ▼ -2.00%
• Median HH income: $37,329
• Composite: 15.86/100
• National rank: #9260
• State rank: #784 of 826 in TX

B Composite livability gradescore 71/100

Livability — Orange

• Score: 71/100
• State rank: #286
• US rank: #6456

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D+ Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orange, TX
• County: Orange County · 88,065 people
• City population: 22,976
• Metro: Beaumont-Port Arthur, TX
• Population (ZIP): 28,983
• Household income: $64,373
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 12% of renters

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Population outlook (Orange County) Hauer SSP2

• Today (2025): 88,065 people
• By 2030: 89,591 · +1.7%
• By 2040: 91,982 · +4.4%
• By 2050: 93,023 · +5.6%
• By 2075: 94,871 · +7.7%
• By 2100: 88,155 · +0.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 21% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 13% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 1%

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Political lean MEDSL · Orange

• 2024 margin: Solid R (+66.8) · D 16.4% · R 83.1%
• 2008→2024 swing: -19.6pp toward R · 2008: -47.1pp · 2024: -66.8pp
• All cycles: 2024: R+66.8 2020: R+63.4 2016: R+61.9 2012: R+54.3 2008: R+47.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.01%
• Current HPI: 264.14
• Rent YoY: ▲ 5.71%
• Metro: Beaumont-Port Arthur, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-45.8% since first listed

15 events — show timeline

• 2026-03-10 Price Changed $130,000 BBOR
• 2026-01-03 Relisted — BBOR
• 2025-10-20 Pending — BBOR
• 2025-08-01 Listed $155,000 BBOR
• 2025-07-23 Rental Removed $1,500 BBOR
• 2025-07-23 Listing Removed — HARMLS
• 2025-07-18 Listed for Rent $1,500 BBOR
• 2025-05-16 Relisted — HARMLS
• 2025-05-11 Pending — HARMLS
• 2025-04-29 Pending — HARMLS
• 2025-04-22 Price Changed $179,800 HARMLS
• 2025-04-22 Price Changed $179,800 BBOR
• 2025-02-18 Listed $219,000 HARMLS
• 2024-11-25 Price Changed $219,000 BBOR
• 2024-08-16 Price Changed $239,900 BBOR

Property tax history

+14.2%/yr

Latest (2025): $4,889 · +1.8% YoY. Source: county tax records.